The Rebuilding Or Replacement of Existing Dwellings Subject to the Following Criteria
Application Ref: / 3/2016/1135 /
Date Inspected: / 12/01/16
Officer: / SK
DELEGATED ITEM FILE REPORT: / APPROVAL
Development Description: / Demolition of existing cottage and garage/workshop and construction of new dwelling.
Site Address/Location: / Deepdale, Crow Park Lane, Gisburn, BB7 4HP
CONSULTATIONS: / Parish/Town Council
No objection
CONSULTATIONS: / Highways/Water Authority/Other Bodies
LCC Highways:
No objection taking into account the proposal is for a replacement dwelling.
CONSULTATIONS: / Additional Representations.
No representations have been received in respect of the proposed development.
RELEVANT POLICIES AND SITE PLANNING HISTORY:
Ribble Valley Core Strategy:
Key Statement DS1 – Development Strategy
Key Statement DS2 – Presumption in Favour of Sustainable Development
Key Statement EN2 – Landscape
Key Statement EN3 – Sustainable Development and Climate Change
Key Statement EN4 – Biodiversity and Geodiversity
Key Statement DMI2 – Transport Considerations
Policy DMG1 – General Considerations
Policy DMG2 – Strategic Considerations
Policy DMG3 – Transport and Mobility
Policy DMH3 – Dwellings in the Open Countryside
Policy DME3 – Site and Species Protection and Conservation
National Planning Policy Framework (NPPF)
National Planning Practice Guidance (NPPG)
Technical Guidance to National Planning Policy Framework
Relevant Planning History:
No planning history directly relevant to the determination of the current application.
ASSESSMENT OF PROPOSED DEVELOPMENT:
Site Description and Surrounding Area:
The application site is located within the defined open countryside with access being provided via a private track off Crow Park Lane. The site is approximately 340m to the north of the A59, located in a small valley adjacent Spittle Syke. The site is bounded to the northwest, on the opposing side of the adjacent watercourse, by significant woodland planting, with hedgerow/trees also being present to the east of the site.
The site currently accommodates a detached two-storey stone built dwelling, a dilapidated sectional concrete ‘bungalow’, garage with external store and stables that are currently used solely for the purposes of what appears to be storage. A number of the buildings on site are in a state of disrepair with the ‘Bungalow’ being in a particular state of dilapidation with a number of structural faults evident including partial roof collapse.
Proposed Development for which consent is sought:
Consent is sought for the erection of a replacement dwelling following the demolition of the existing dwelling ‘Deepdale’ and the demolition of an existing garage/link, located to the north of the existing dwelling, that adjoin the stables on site, it is further proposed that the existing ‘bungalow’, located to the east of the existing dwelling will also be demolished.
The proposed dwelling adopts a contemporary architectural language being partially dug into the existing site topography. It is proposed that the lower (ground) floor level of the proposed dwelling will be faced in natural stone with the upper (first) floor being clad in Euroclad Elite 54 vertical steel cladding. The proposed dwelling will benefit from significant areas of glazing to the first (upper) floor which also accommodates a cantilevered decked area located on the north, west and south elevations; it is proposed that the aforementioned deck will be faced in grey aluminium trims with glass balustrading.
The dwelling will be of a simple rectangular form with a slightly sloped sedum roof and glazed overhangs at eaves level in lieu of brise-soleil. It is proposed that these overhangs will be supported on bracketing attached to a tubular steel structure. The tubular-steel structural elements of the proposal are expressed externally and form part of the overall architectural language of the building.
The ground floor level accommodates a dedicated double garage, home office and bedroom with the upper floor accommodated a further two bedrooms, living, kitchen and dining area. Access for the user is provided at lower level via a door located on the west elevation, with access also being provided at upper level off of the east elevation. Movement between both floors being is facilitated by an internal stairwell and platform lift.
Vehicular access is provided to the lower level utilising existing topography with vehicular access also being provided at the upper level by virtue of a raised driveway that is slightly terraced into the existing landform.
Principle of Development:
The application site is located adjacent but outside any defined settlement boundary therefore is considered to be located within the defined open countryside. Given the application seeks the erection of a replacement dwelling Policy DMH3 is invoked which states that:
Within areas defined as open countryside or AONB on the proposals map, residential development will be limited to:
- Development essential for the purposes of agriculture or residential development which meets an identified local need. In assessing any proposal for an agricultural, forestry or other essential workers dwellings a functional and financial test will be applied.
- The appropriate conversion of buildings to dwellings providing they are suitably located and their form and general design are in keeping with their surroundings. Buildings must be structurally sound and capable of conversion without the need for complete or substantial reconstruction.
- The rebuilding or replacement of existing dwellings subject to the following criteria:
- The residential use of the property should not have been abandoned.
- There being no adverse impact on the landscape in relation to the new dwelling.
- The need to extend an existing curtilage.
Impact Upon Residential Amenity:
Given the isolated location of the site and its remoteness from other built form it is not considered that the application will have any detrimental impact upon existing residential amenity.
Visual Amenity/External Appearance:
It is recognised that the proposal is of a contemporary language and overall form, however taking into account the proposed materials, overall architectural language and isolated nature of the site I do not consider that the proposal would be of detriment to the character of the area.
The use of vertical cladding materials, juxtaposed with natural stone elements and an aluminium windows system will give the dwelling a somewhat linear and ‘engineered’ utilitarian external appearance which is lessened through the use of stone, high proportions of glazing and the use of projecting glass brise-soleil.
The structural frame of the building being expressed externally is considered to complement the overall arrangement which will further delineate and break down the elevations of the dwelling whilst emphasising the contemporary approach taken. The dwelling is accompanied by a number of natural stone retaining walls which further assist visually in the proposal positively responding to the context and changing topography of the site.
The applicant has proposed that two building be demolished on site to limit the potential for a negative cumulative impact as a result of the erection of the replacement dwelling. In light of this matter it is considered appropriate to ensure such demolition takes places, prior to first occupation of the dwelling, through the imposition of planning condition.
The proposed replacement dwelling, when taking account of the existing building, results in a footprint increasefrom approximately 81. Sqm to 172.5 sqm. However, taking into account the footprint of the buildings to be demolished on site the proposal does not result in an overall increase in cumulative footprint.
Taking into account the scale, appearance and external design of the proposed dwelling and the character and context of the site, it is considered that the proposed dwelling would respond positively to the site characteristics unique to the vicinity. It is further considered that the external; appearance of the dwelling, despite its contemporary expressive language, would represent a positive and appropriate modern interpretation of the rural vernacular of the defined open countryside.
Landscape/Ecology:
The application has been accompanied by a Scoping Survey for European Protected Species. The survey states that the proposed demolition works are likely to result in the destruction of a known bat roost. As a result it is a statutory requirement that the applicant obtain a European Protected Species Licence (ESPL) under the habitats Regulations prior to the commencement of any works or demolition.
This matter will be controlled via the imposition of planning condition that will require the applicant to obtain an EPSL, which shall then be submitted to the Local Planning Authority in consultation with Natural England prior to any works, including demolition, having been undertaken on site.
Observations/Consideration of Matters Raised/Conclusion:
The proposal is considered to be of an appropriate scale and design when taking into account the site context, landscape setting and character of the immediate area. It is further considered that the proposal will not result in any significant detrimental impact upon neighbouring residential amenities.
It is for the above reasons and having regard to all material considerations and matters raised; the application is recommended for approval subject to the imposition of relevant planning conditions.
RECOMMENDATION: / That planning consent be granted subject to the imposition of relevant planning conditions.